[HISTORY: Adopted by the Board of Supervisors of the Township
of Bridgewater 1-16-1991 by Ord. No. 1-91B; amended in its entirety 4-4-2016 by Ord. No. 1-91-B Amended. Subsequent amendments noted where applicable.]
As used in this chapter, the following terms shall have the
meanings indicated, unless a different meaning clearly appears from
the context:
Suitable for habitation with a reasonable level of assurance
that home is safe from possible health and safety issues.
The written approval, as issued by the Township Supervisors
or their agent, authorizing a person to operate and maintain a mobile
home park under the provisions of this chapter.
A factory-built structure that meets habitability guidelines
as published by the Department of Community and Economic Development,
issued under Section 5 of the Manufactured Housing Improvement Act
(35 P.S. § 1658.5, as amended May 9, 2012).
A single-family dwelling which is designed after assembly
and fabrication, for transportation on streets and highways on its
own running gear, and which may be temporarily affixed to real estate,
used for nontransient residential purposes, and constructed with the
same, or similar, electrical, plumbing, and sanitary facilities as
immobile housing.
Any plot of ground which is leased or rented and upon which
two or more mobile homes, occupied for dwelling or sleeping purposes,
are located.
A plot of ground within a mobile home park, designated for
the accommodation of one mobile home and leased or rented for that
purpose.
Any individual, firm, trust, partnership, corporation, company,
association, or other legal entity which rents or leases spaces in
a mobile home park.
A structure which contains operational, office, recreational,
sanitary, maintenance, or other facilities built for the use of the
mobile home park residents or owner.
All pipes, fittings and appurtenances from the drain outlet
of the mobile home to the inlet of the corresponding sewer riser pipe.
That portion of the sewer lateral which extends vertically
to the ground elevation and terminates at each mobile home space.
Person or organization appointed by Township Supervisors
to enforce ordinances and codes approved by the Board.
All pipes, fittings and appurtenances from the water riser
pipe to the water inlet pipe of the distribution system within the
mobile home.
That portion of the water service pipe which extends vertically
to the ground elevation and terminates at a designated point on each
mobile home lot.
All pipes, fittings, valves and appurtenances from the water
main of the park distribution system to the water outlet of the distribution
system within the mobile home.
A.
License required. It shall be unlawful for any person to maintain,
construct, alter or extend any manufactured/mobile home park within
the limits of the Township of Bridgewater unless he holds a license
issued by the Township or their agent in the name of such person for
the specific maintenance, construction, alteration or extension proposed.
The municipal license shall be conspicuously posted in the office
or on the premises of the manufactured/mobile home park at all times.
B.
Application to Bridgewater Township. The applicant shall also submit
an application to the Township Supervisors or their agent using a
form furnished by the Township for a license to operate a manufactured/mobile
home park in the Township of Bridgewater. Applicant must submit proof
of approval from the Susquehanna County Planning Commission.
C.
License renewal. The license shall be renewed annually by the Township
or their agent upon furnishing of proof by the applicant that his
park continues to meet the standards prescribed by this chapter.
D.
Inspection of manufactured/mobile home parks. The Township agent
may inspect a manufactured/mobile home park at reasonable intervals,
and at reasonable times, to determine compliance with this chapter.
E.
Compliance of existing manufactured/mobile home parks.
(1)
Manufactured/mobile home parks in existence at the date of adoption
of this chapter may be continued so long as they otherwise remain
lawful.
(2)
Any subsequent new construction, alteration or extension of an existing
manufactured/mobile home park shall comply with the provisions of
the Bridgewater Township land use regulations in effect at the time
and the Susquehanna County Subdivision and Land Development Ordinance.
(3)
Any existing manufactured/mobile home park which in the opinion of
Township Supervisors creates a safety hazard shall be required to
comply with this chapter within a reasonable period of time as determined
by the Township.
F.
Individual manufactured/mobile homes. Individual manufactured/mobile
homes permitted in areas as set forth in the land use regulations
and not located in a manufactured/mobile home park shall not be required
to obtain a manufactured/mobile home park license; however, they shall
be required to obtain building permits as prescribed by the Bridgewater
Township ordinances. Individual manufactured/mobile homes shall comply
with all other applicable county and municipal ordinances and regulations
governing single-family homes.
G.
Inspection; revocation of license appeals.
(1)
Whenever, upon inspection of any manufactured/mobile home park, it
is determined that conditions or practices exist which are in violation
of any provision of their ordinance, or of any regulations adopted
pursuant thereto, the Township Supervisor or their agent shall give
notice in writing in accordance with the provisions of this chapter
to the person to whom the license was issued, advising him/her that
unless such conditions or practices are corrected within a reasonable
period of time specified in the notice, the license to operate in
the Township of Bridgewater shall be suspended. At the end of such
period, such manufactured/mobile home park shall be inspected, and,
if such conditions or practices have not been corrected, the Township
Supervisors shall suspend the license and give notice in writing of
such suspension to the person to whom the license is issued. For non-Building-Code
issues, the licensee or applicant may appeal the decision of the Township
Supervisors or their agent petitioning for a hearing within 21 days
of the decision. Within 45 days of the petition, the Township shall
hold a hearing and render its decision.
(2)
Appeals for Building Code issues will be reviewed by the UCC Building
Code Appeals Board which is in place at the time of the appeal. These
appeals will follow the procedures established by the regulations
governing UCC appeals.
A schedule of fees for applications, licenses and/or inspections
shall be established by the Township pursuant to a resolution and
will include, but not limited to:
Application for the manufactured/mobile home park license shall
be filed with the Township or their agent with 10 copies. The application
shall be in writing, signed by the owner and shall include the following:
A.
Name and address of the owner;
B.
Location and legal description of the mobile home park;
C.
Plans and specifications of all buildings, improvements and facilities
constructed or to be constructed within the mobile home park; and
D.
Such further information as may be requested by the various municipal,
county, and state agencies to enable them to determine if the proposed
park will comply with legal requirements.
A.
General requirements. An adequate supply of water shall be provided
for manufactured/mobile homes, service buildings, and other accessory
facilities as required by this chapter. Where a public water supply
system of satisfactory quantity, quality and pressure is available,
connection shall be made thereto and its supply shall be used exclusively.
Where a satisfactory public water supply system is not available,
the development of a private water supply system shall be approved
by the Pennsylvania Department of Environmental Resources or other
authorities having jurisdiction over water supply systems.
B.
Fire hydrants. Where a public supply of water is provided, fire hydrants
shall be installed as agreed upon by the Township Supervisor and the
agency responsible for supplying water.
C.
Individual water-riser pipes and connections.
(1)
Individual water-riser pipes shall be located within the confined
area of the manufactured/mobile home stand at a point where the water
connection will approximate a vertical position, thereby ensuring
the shortest water connection possible and decreasing susceptibility
to water pipe freezing.
(2)
The water-riser pipe shall have a minimum inside diameter of 3/4
inch and terminate at least four inches above the ground surface.
The water outlet shall be provided with a cap when a mobile home does
not occupy the lot.
(3)
Adequate provisions shall be made to prevent freezing of service
lines, valves and riser pipe and to protect risers from heaving and
shoving actions of ground during freezing weather. Surface drainage
shall be diverted from the location of the riser pipe.
(4)
A shutoff water valve below the frost lines shall be provided near
the water-riser pipe in each mobile home lot. Underground stop-and-waste
valves are prohibited unless their types of manufacture and their
method of installation are approved by the Township.
A.
General requirements. An adequate and safe sewage system shall be
provided in all parks for conveying and disposing of sewage from mobile
homes, service buildings and other accessory facilities.
(1)
The sewer connection (See § 200-1 for definition.) shall have a nominal inside diameter of not less than three inches, and the slope of any portion thereof shall be at least 1/4 inch per foot. All joints shall be watertight.
(2)
All materials used for a sewer connection shall be semi-rigid, corrosive
resistant, nonabsorbent and durable. The inner surface shall be smooth.
(3)
Provisions shall be made for plugging the sewer riser pipe when a
mobile home does not occupy the lot. Surface drainage shall be diverted
away from the riser.
A.
General requirements. Every park shall contain an electrical wiring
system consisting of wiring, fixtures, equipment and appurtenances
which shall be installed and maintained in accordance with the Township,
county, and state legislation regulating such systems.
B.
Power distribution lines. Main power lines not located underground
shall be suspended at least 18 feet above the ground, and shall have
a minimum vertical clearance of eight feet above any mobile home,
service building or other structure.
A.
The requirements of this section shall apply to service buildings,
recreation buildings and other community service facilities when constructed
such as: management offices, repair shops and storage areas; laundry
facilities; and indoor recreation areas.
B.
All structural requirements shall be in accordance with the Township,
county or state requirements regulating same.
The storage, collection, and disposal of refuse in the manufactured/mobile
home park shall be so managed as to not create health hazards, rodent
harborages, insect-breeding areas, accident or fire hazards or air
pollution, and shall be in accordance with Township ordinances. Reference:
Section 308 of the International Property Maintenance Code adopted
by ordinance, November 3, 2003.[1]
Fire protection provisions shall be in accordance with the Township,
county, and state regulations.
All piping from outside fuel storage tanks or cylinders to manufactured/mobile
homes shall be copper or other acceptable metallic tubing and shall
be permanently installed and securely fastened in place. All fuel
storage tanks or cylinders shall be securely fastened in place and
shall not be located inside or beneath the mobile home or less than
five feet from any mobile home exit.
A.
The person to whom a license for a manufactured/mobile home park
is issued shall operate the park in compliance with this chapter and
shall provide adequate supervision to maintain the park, its facilities
and equipment in good repair and in a clean and sanitary condition.
B.
The park management shall supervise the placement of each manufactured/mobile
home on its manufactured/mobile home stand which includes securing
its stability and installing all utility connections per the Building
Code in effect at the time.
C.
The park management shall give the Township or their agent free access
to all manufactured/mobile home lots, service buildings and other
community service facilities for the purpose of inspection.
D.
The management shall maintain a register containing the names and
addresses of all park occupants. Such register shall be available
to any authorized person inspecting the park.
Whenever, upon inspection of any manufactured/mobile home park, it is determined that conditions or practices exist which are in violation of any provision of this chapter, or of any regulations adopted pursuant thereto, the Township Supervisor or agent shall give notice in writing to the person to whom the license was issued, advising them that unless such conditions or practices are corrected within the period of time specified in the notice, the license to operate shall be suspended. At the end of such period, such mobile home park shall be reinspected and, if such conditions or practices have not been corrected, the Township Supervisor or agent shall suspend the license and give notice in writing of such suspension to the person to whom the license is issued. An aggrieved party may file an appeal to the Township. (See § 200-2G.)
Any person, firm or corporation who shall violate any provision
of this chapter shall, upon conviction thereof, be sentenced to pay
a fine not more than $600, and in default of payment, to imprisonment
for a term not to exceed 30 days. Each day that a violation of this
chapter continues shall constitute a separate offense.
All manufactured/mobile homes going into the park shall require
a building permit from the Bridgewater Township Supervisors or their
agent.
Owners of said manufactured/mobile home park shall furnish the
Township with a listing of all tenants yearly.
A.
Prohibited manufactured/mobile homes. Manufactured/mobile homes shall
be prohibited that:
B.
Compliance standards.
(1)
New manufactured/mobile homes must comply with Act 158 of 2004.
(2)
Relocated manufactured/mobile homes must comply with habitability
guidelines as published by the Pennsylvania Department of Community
and Economic Development (DCED). Reference: The Manufactured Housing
Improvement Act (35 P.S. § 1658.5, as amended May 9, 2012).
(3)
All manufactured/mobile homes must have been constructed to "manufactured
home construction and safety standards (HUD Code)" and bear the manufacturer's
certification label(s).
All parks shall be maintained free of nuisances such as excessive
heat, glare, or vibration, smoke, toxic matter, radiation and fire
or explosive hazards.
No part of any manufactured mobile home park shall be used for
nonresidential purposes except such uses that are required for the
direct servicing and well-being of park residents and for management
and maintenance of the park. Exceptions to this will be provisions
for a manufactured mobile home sales office and display area.
The provisions of this chapter supersede the provisions of the
Susquehanna County Subdivision and Land Development Ordinance.
This chapter shall become effective on the 5th day of April,
2016.
